I am talking about rural land? I/my wife and I are looking to purchase some land and build a house. We would like to get 10 acres or so, but man the property value hasn't dwindled much in our area. It's a rural farm town area, but land is going for about 12-15k an acre. Whats your neck of the woods look like? I know north of our area you can get land for about 3k an acre, but its out in the boondocks. I don't want to drive an hour and a half one way to work.

For most of Missouri, tillable ground will run 3 grand to 7 grand. Timber tracts that are hunt able with pasture will run 3 grand and up depending on the location, water, buildings. Thats in commercial acreage. 10 acres to build on within 30 miles of downtown KC will easily be 8-15 grand/acre

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Frazod to KC Nitwit..."Hey, I saw a picture of some dumpy bitch with a horrible ****tarded giant back tattoo and couldn't help but think of you." Simple, Pure, Perfect. 7/31/2013

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Bob Dole shopped for about 4 years. Most everything was $2500-$3500/acre, with all the pine already cut and sold and no mineral rights. Ended up finding 16 acres of sandy loam, with decent hardwood and the pine culled probably 8 years ago for $1800 an acre. 8 miles from Linden,Tx, 3/4 mile from the volunteer FD, and 35 minutes from the j.o.b.. Probably spent 140 hours or so on the property since 11/1, and have seen one vehicle drive past--a sheriff.

Peaceful little slice of ahhhh.

Until that last part I was convinced that it was a great place to hide a body.

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Eliminate the racist "Chiefs" nickname and become the Kansas City Ermines. It's time, people.

My parents sold farm ground for 9500 last year. It was fair for the land.
I would rather be selling now than buying.

The tax implications of the high farm ground was the killer for us. When the farm next to our family farm went for 11,000/acre. It was some of the highest priced ag land in Iowa at the time-around 3 years ago. We started to look into the best way to pass the land to myself and siblings when the time came.

The newly passed bill allows us to take possession with little tax implications. We are not interested in selling this piece-it has been in our family since 1879.

Bob Dole lives in the middle of town now, and the drive runs between 18-25 minutes one way. Traffic, lights, and annoying idiots. 10-15 extra minutes every morning and evening to have some peace and quiet is a bargain.

There's 40 acres about 3 miles east of me that's going for $240K, so that's $6K per acre. But when you look at land, there's a lot of things to consider. We bought our land 10 years ago and I learned some things real quick.
1) Does the land currently have utilities? Those costs can be pretty hefty. You have to at least figure in water, electricity, and sewage disposal (aka a septic tank, etc). Before you say "I'll just use my cell for calls", check the number of bars where you think you want to build and subtract at least one bar for the house insulation and such.
2) Is it on a dirt road? More than likely it is, so you better have a 4-wheel drive vehicle.
3) Forget cable and most high speed internet. If you're in the boonies you're going to have dishes in your yard. Yep, 2, one for your TV and one for your internet. If you're a heavy user of the net, you're not going to like the cost.
4) Do you really want 10 acres? Trust me, that's a lot of work and you'll need a tractor, mowing deck, and an outbuilding to house them in. You'll also need some kind of mower to get up close to the house. I have a little over 5 acres and it takes about 4 hours to mow and trim.
5) Don't think you can just buy a larger parcel and subdivide it. Many counties, including the one I live in, have restrictions on what can be done when you subdivide. Our county says each parcel must have 330' of frontage, so if the land is only 2 acres wide, that limits it to 2 20 acre parcels. Also, some of that land may be in a floodplain. Unless you want some pretty hefty flood insurance (and your bank will require that), make sure you know where that's at. It may also limit what you can do with the land.

There's 40 acres about 3 miles east of me that's going for $240K, so that's $6K per acre. But when you look at land, there's a lot of things to consider. We bought our land 10 years ago and I learned some things real quick.
1) Does the land currently have utilities? Those costs can be pretty hefty. You have to at least figure in water, electricity, and sewage disposal (aka a septic tank, etc). Before you say "I'll just use my cell for calls", check the number of bars where you think you want to build and subtract at least one bar for the house insulation and such.
2) Is it on a dirt road? More than likely it is, so you better have a 4-wheel drive vehicle.
3) Forget cable and most high speed internet. If you're in the boonies you're going to have dishes in your yard. Yep, 2, one for your TV and one for your internet. If you're a heavy user of the net, you're not going to like the cost.
4) Do you really want 10 acres? Trust me, that's a lot of work and you'll need a tractor, mowing deck, and an outbuilding to house them in. You'll also need some kind of mower to get up close to the house. I have a little over 5 acres and it takes about 4 hours to mow and trim.
5) Don't think you can just buy a larger parcel and subdivide it. Many counties, including the one I live in, have restrictions on what can be done when you subdivide. Our county says each parcel must have 330' of frontage, so if the land is only 2 acres wide, that limits it to 2 20 acre parcels. Also, some of that land may be in a floodplain. Unless you want some pretty hefty flood insurance (and your bank will require that), make sure you know where that's at. It may also limit what you can do with the land.

All this is sage advice.

Make goddamn sure you do your due diligence. And bear in mind that you're responsible for everything. Snow removal. Repairs. Varmint removal. Mowing. It's all on you buddy.

There's 40 acres about 3 miles east of me that's going for $240K, so that's $6K per acre. But when you look at land, there's a lot of things to consider. We bought our land 10 years ago and I learned some things real quick.
1) Does the land currently have utilities? Those costs can be pretty hefty. You have to at least figure in water, electricity, and sewage disposal (aka a septic tank, etc). Before you say "I'll just use my cell for calls", check the number of bars where you think you want to build and subtract at least one bar for the house insulation and such.
2) Is it on a dirt road? More than likely it is, so you better have a 4-wheel drive vehicle.
3) Forget cable and most high speed internet. If you're in the boonies you're going to have dishes in your yard. Yep, 2, one for your TV and one for your internet. If you're a heavy user of the net, you're not going to like the cost.
4) Do you really want 10 acres? Trust me, that's a lot of work and you'll need a tractor, mowing deck, and an outbuilding to house them in. You'll also need some kind of mower to get up close to the house. I have a little over 5 acres and it takes about 4 hours to mow and trim.
5) Don't think you can just buy a larger parcel and subdivide it. Many counties, including the one I live in, have restrictions on what can be done when you subdivide. Our county says each parcel must have 330' of frontage, so if the land is only 2 acres wide, that limits it to 2 20 acre parcels. Also, some of that land may be in a floodplain. Unless you want some pretty hefty flood insurance (and your bank will require that), make sure you know where that's at. It may also limit what you can do with the land.

Great advice. I know this all too well. We were trying to build on the back section of my folks property. We met with the town zoning board, gave them our proposal (paid $600), they accepted it and passed it to the county who charged me $600 and then denied it. So for $1200 we got no where.

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